ATTACHMENT B Applicant Materials

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1 ATTACHMENT B Applicant Materials Cover Letter Density Bonus Report Climate Action Plan New Development Checklist Story Pole Certification and Approved Story Pole Plan

2 August 10, 2018 Planning Commission Attn: Pheobe Bressack Los Altos City Hall 1 North San Antonio Road Los Altos, CA The vision of Altos One is to offer a turn-key city-living lifestyle in the suburban market. It is a 50-unit residential condominium development with integrated services and community living spaces that embody the type of transitsupportive development envisioned through Grand Boulevard Initiative that City of Los Altos is part of. This site is a perfect example of a new infill development. Strategically located close to the largest mixed-use retail and consumer services center in the area, Altos One is expected to bring urban style and sophistication to the El Camino corridor of Los Altos. The development has been designed to accommodate the unique mix of buyers in the area, including downsizing seniors, millennials, and multi-generational families. We chose specific features to meet the needs of each of these groups, such as offices in select units (for remote workers) and single-floor configurations (for seniors). The suburban world is changing rapidly to bring elements of urban living. To accommodate this, we ve chosen a location close to services, installed bike lockers, and built-in many features to make this a self-contained community. Highlights of the project include: Open-living floor plans generally larger than other nearby developments All units single-story to maximize living space while appealing to all generations 550 square foot fitness facility with private spa-like patio 900 square foot Gathering Room with Kitchen and AV services overlooking El Camino 5500 square foot rooftop deck with grilling stations, bocce court, dining tables, and outdoor theater Storage units on each floor and bike lockers, in the underground parking designated for each unit Private community backyard nestled among towering redwoods Solar-ready wiring and mounts for solar panels on the rooftop deck Walking distance to Cal Train and directly on a major bus route Project Rationale and Benefits The Altos One development brings greatly needed market rate and affordable housing to Los Altos in the only area where high-density housing is possible, along El Camino Real. Located directly behind Altos One is an existing apartment complex, Los Altos Court. A recently approved 5-story, 21-unit residential condominium development is located next door at 4880 El Camino Real. These affirm the applicability of constructing housing in this location. Within a quarter mile there are two supermarkets (Whole Foods and Safeway) along with more than 20 restaurants, dozens of consumer services or retail outlets, a hotel, and theater (coming soon). There is little need for commercial services in this area but a substantial demand for residential units. Altos One benefits Los Altos in several ways: Providing approximately 10% of the housing units required in the current housing element Anticipated provision of over $1,000,000 in property tax revenue (based on sales projections) Addition of 8 below market rate housing units Continuing legacy of luxury and sophistication in residential construction Reinforces the urban living trend along El Camino Real

3 Building Design The building was designed with a high-end modern aesthetic and features a variety of exterior finishes including; a smooth stucco finish, siding accents and lower level railings, elegant glass railings at upper levels for contrast and views, architectural metal panels for feature elements, and board formed concrete at walls and planters. The building façade is highly articulated with multiple plane changes. These mostly vertical elements are broken up with a variety of horizontal balcony elements and canopies which accentuate the building forms. The building layout features a grand two story lobby entrance with a feature steel and glass stairway and glass railings at the second level. The L-shaped lot and building footprint dictated the location of the elevator, stairway, and other building services at the elbow of the building mass. In order to make this space a bright and pleasant place we have designed a light-well that runs from the roof to the first floor. This feature floods the intersection of the main hallways with light and provides a dramatic focal point at the exit of the elevator on each floor. This building was designed to meet the needs of many different buyer profiles. As such, it includes a Fitness Room, a Gathering / Family Play Room, and a rear yard area to provide for safe outdoor play at the ground level for children. The varied setback at the rear of the building also provides for a nice stepping of the building mass that helps to break up the larger walls at the rear elevation. A more adult outdoor area is provided on the roof deck above the taller portion of the building. Vehicular Access The project proposes combining 2 existing driveways into a single vehicular access point near the center of the combined parcels. The driveway / ramp will access a two level sub-grade parking garage which was reconfigured to two levels so that mechanical parking lifts would not be required. The underground Parking Levels consists of 50,000 square feet and include 108 car parking spaces, 50 bicycle lockers, the trash enclosure, mechanical room, and vertical circulation. The parking spaces are provided in both Standard and Tandem configurations. The resident parking includes 44 tandem parking spaces, and 56 standard spaces including required ADA compatible spaces. There are also 8 guest parking spaces including required ADA spaces. The guest spaces are all located to the right side of the ramp while the resident spaces are all located to the left side of the ramp. Pedestrian Access The project would set its building farther back from the street than the existing building at 4846 El Camino Real. The existing building comes right to the back of the sidewalk. The increased setback would create a more comfortable environment for pedestrians. The two buildings at 4846 and 4856 El Camino Real have two driveways with a combined width of about 50 feet. The project would provide one driveway with a width of about 22 feet. Thus, the exposure of pedestrians to potential conflicts with vehicles would be significantly reduced. The project includes a front door on El Camino Real for convenient access to the sidewalk. Bicycle Access The project proposes to exceed the Santa Clara Valley Transportation Agency (VTA) bicycle parking guidelines. The guidelines specify that secure long-term bicycle parking should be provided at a ratio of one space per three units, which would require 17 bicycle parking spaces. The project proposes a secure bicycle storage room with 10 individual lockers as well as 16 bike racks. In addition there are 19 more individual bicycle lockers situated under the stairway within the sub-grade garage. This provides a total of 45 secure bicycle storage spaces. The VTA guidelines also specify that 4 short-term bicycle spaces should be provided. The project proposes four short-term spaces at a bicycle rack near the front door.

4 Building Storage The building is designed to accommodate the storage needs of the residents to the greatest extent possible. Each level of the building has a central storage area that contains individual locking storage spaces. The storage spaces are fully enclosed and have 3 access doors. In addition to these central storage spaces, storage areas were a primary focus of the unit designs especially for the larger units which may be occupied by families. Wherever possible large storage closets were included within the design of the units. PROJECT DESCRIPTION This project is a multiple-family residential project at 4856 & 4846 El Camino Real. The project consists of a 50- unit, five-story building, with two levels of underground parking. The project replaces the existing Mohr Clock building and small Retail building totaling approximately 9,300 SF. The following table summarizes the project: GENERAL PLAN DESIGNATION: ZONING: PARCEL SIZE: MATERIALS: Commercial Thoroughfare CT (Commercial Thoroughfare) 0.72 acres (31,576 square feet) Painted plaster cement siding, siding accents and railings, architectural metal panels, glass balconies railings, board formed concrete walls. Existing Proposed Required/Allowed SETBACKS: Front 23 & Rear Grading N/A Rear 30 Height Limit Rear 45 Height Limit Right side feet to Min. / 7-6 Ave. Left side 0 feet 5-6 to Min. / 7-6 Ave. HEIGHT: Zone n/a / Zone n/a PARKING: n/a 108 spaces 91 spaces (with density bonus) DENSITY: n/a 69 du / ac 38 du / ac AFFORDABLE HOUSING Lot Size: 31,576 / =.72 ac Allowable Density:.72 ac x 38 du/ac = = 28 Units Affordable Housing per LAMC 27 du x 10% BMR = 2.71 = 3 BMR

5 DENSITY BONUS Affordable Units: 8 units 2 moderate / 6 very low: (6 very low / 28 = 21.4 % = % Density Bonus) 28 units x % = 50 units Proposed Building Configuration: o (9) 1 bedroom units 780 sf sf o (30) 2 bedroom units 1080 sf sf o (11) 3 bedroom units 1570 sf sf Proposed BMR Units: o (6) 1 bedroom /1 bathroom very low income o (1) 2 bedroom /2 bathroom moderate income o (1) 3 bedroom /2 bathroom moderate income DENSITY BONUS CONCESSIONS AND WAIVERS This project is providing 8 BMR units and is requesting a 75.25% Density Bonus. With 21.4% Very Low Units the project is entitled to three incentives or concession. Incentives (15% very low = 3 incentives) Standard Requested 1. Rear yard setback decrease by 20% (4 th and 5 th floors only) Rear yard setback decrease by additional 20 % (4 th and 5 th floors only) Height increase Front portion of building including increased setback area Rear portion of building outside increased setback area Waivers 1. Elevator Tower Height Increase SF Roof Structure increase* (4%) 824 SF (4.6%) 942 SF *Includes elevators, stairs and trash enclosure Parking Required per 65915(p) and LAMC G2a 1 spaces per 1 Bed Unit: 9 Units x 1 spaces 9 Spaces 2 spaces per 2 Bed+ Unit: 41 Units x 2 spaces 82 Spaces Visitor / ADA: included 0 Spaces Total: 91 Spaces Parking Provided Resident Visitor / ADA: Total: 100 Spaces 8 Spaces 108 Spaces ELEVATOR TOWER INCREASE An elevator is required to access the Occupied Roof deck per the CBC ADA access requirements. Due to the required height of the elevator tower we have placed it towards the middle of the building. This location allows the taller tower to be hidden from street level views by the edges of the building. The requested elevator tower increase is based on the minimum height required to install the two elevators with the 8 levels of stops. There is 14-7 of clearance required from the floor level of the highest stop to the underside of the hoist beam. The hoist beam for the elevator sits above that required clearance and below the roof of the elevator shaft. The roof structure itself is +/- 18. Elevator sections and manufacturer s cut sheets have been provide in the package on sheets A14 and A15 for reference.

6 July 17 th 2018 Density Bonus Report 4856 & 4846 El Camino Real Los Altos, CA The proposed project is a 50 Unit Multi Family residential building on a.72 acre site at 4856 and 4846 El Camino Real. The site has a General Plan designation of Thoroughfare Commercial and a Zoning designation of CT. We are requesting Incentives per Government Code and LAMC The project is providing 8 BMR Units including 2 Moderate Units and 6 Very Low Units which equal 21.43% and is therefore entitled to three Incentives per LAMC Table DB 4 and a Parking reduction per LAMC G2a. This site has not had any dwelling units on it in the last 5 years and does not have any recorded covenant, ordinance, or law applicable to the site that restricted rents to levels affordable to very low or lower income households. The 50 Unit building was developed based upon the January 16 th 2018 combined PTC and CC meeting. With the 50 units building 8 Below Market Rate units were proposed with a density bonus of 75% based on LAMC Section E-7 which allows optional density bonuses at the discretion of the city. In addition as part of the increased density 9 one bedroom units were created to provide a wider range of unit types and sizes. Summary Table APN & Site Size: 31,576 / =.72 acres General Plan: Thoroughfare Commercial Zoning: CT Commercial Thoroughfare General Plan Density: No Density provided in Thoroughfare Commercial Zoning Density: 38 Units / Acre = 28 Units Density Bonus: 75.25% Density Bonus Units: 22 Units Number of Units: 50 Units Actual Density = 69.4 du/ac Market Rate Units: 42 Units (4) 1 Bedroom Units (28) 2 Bedroom Units (10) 3 bedroom Units BMR Affordable Units: 8 Units (6) 1 bedroom /1 bathroom very low income (1) 2 bedroom /2 bathroom moderate income (1) 3 bedroom /2 bathroom moderate income

7 Incentives (15% very low = 3 incentives) Standard Requested 1. Rear yard setback decrease by 20% (4 th and 5 th floors only) Rear yard setback decrease by additional 20 % (4 th and 5 th floors only) Height increase Front portion of building including increased setback area Rear portion of building outside increased setback area Waivers 1. Elevator Tower Height Increase SF Roof Structure increase* (4%) 824 SF (4.6%) 942 SF *Includes elevators, stairs and trash enclosure Parking Required per 65915(p) and LAMC G2a 1 spaces per 1 Bed Unit: 9 Units x 1 spaces 9 Spaces 2 spaces per 2 Bed+ Unit: 41 Units x 2 spaces 82 Spaces Visitor / ADA: included 0 Spaces Total: 91 Spaces Parking Provided Resident Visitor / ADA: Total: 100 Spaces 8 Spaces 108 Spaces Density Bonus Analysis The original proposal for this building was a 38-unit project with five (5) BMR units offered at very-low and (1) unit at moderate income level. Those 5 BMR units were contained in 6,422 net square feet. We asked for two incentives; a 20 ft setback encroachment and increased height. That project was designed but never submitted. In the new proposal, the building is a 50-unit project with eight (8) BMR units offered, (6) units at verylow and (2) units at moderate income levels. The total size of the proposed 8 BMR units is now 7,575 net square feet. We asked for three incentives; a height increase/same as on the 38 units, the original 20% (20 ft) setback encroachment/same as on the 38 units and additional 20% (20 ft) setback encroachment as our 3 rd incentive. The combination of the three incentives is what enables the density required to obtain the new building size and BMR units. That third incentive (20% encroachment on rear set back- On Menu) is essential as it adds 3200 gross square feet (including circulation which is about 8% or 320 SF) to the building so we are left with about 3000 SF net building increase from 38 to 50 units. Of the 3000 SF, we re using 1153 square feet to satisfy the 8 BMR units. That leaves the developer with a gain of 1847 net square feet of market rate space in the larger building.

The gross cost of the proposed BMR units in the building is $840 per square foot for the net living area. That adds up to approximately $6.36M for the eight (8) BMR units.

8 The gross cost of the proposed BMR units in the building is $840 per square foot for the net living area. That adds up to approximately $6.36M for the eight (8) BMR units. This includes all hard construction costs, soft costs, and land valuation when sold to the eventual builder. All those values are in 2018 dollars and not forecast to 2020 which is when these units are expected to actually sell. In fact, given the rapid rise in construction costs, since this project will not start construction until 2019, it is reasonable to expect these costs to be at least 6-8% higher, potentially more. The distribution of BMR units is proposed to be six (6) very-low income units as rentals and two (2) moderate income units for sale. The full value of the units, were they to be all sold, is shown in the table below. The two moderate units (one 3BR/2BA and one 2BR/2BA) will be sold which results in a cost recovery of $738,000. This results in a loss of $1.232M The remaining six 1BR/1BA units will be rented for a period of 55 years. Using the table below, we show the baseline property value to be $4,338M (for property tax purposes) for those units. A 1BR unit current rents for $977 but since rents would not start until at least 2020, we re adjusting that to start at $1016. We are not adding additional costs for financing. Using those starting values, the rental units generate a net income of $3.515M over the course of 55 years. This results in a net loss on the rental units of $872,000. When combined with the loss from the sale of the moderate BMR units, the net project loss is approximately $2.1M not including about $600,000 in construction costs (garage configuration and additional elevator) plus $110,000 in design changes (from 35 to 50 units) as detailed below bringing the total loss to about $2.8M. In order to achieve the proposed overall unit and BMR density, we had to substantially reduce unit sizes since on the 38 unit option we did not have 1/1 s while with the 50 unit option we have 9 units as 1/1 s. The additional unit count has pushed the design of the building to go from one story underground garage to two story underground garage, but eliminating mechanical parking. Construction delta between the two designs has an estimated increase to about $450,000 considering going deeper and additional waterproofing based on the shallow water table. It has also forced the addition of a second elevator, at a cost of $150,000. An estimated construction cost increase of about $600,000 by building the 50 unit building. Approximately $110,000 was spent for all design changes (architectural and civil) going from an already designed 35 unit building plus updating all reports (air quality, traffic, noise and vibration) to a 50 unit building. The BMR allocation difference between the older 38-unit project and the current 50-unit project is a net gain of 1,153 NSF (net square feet).

9 That is calculated by using the following figures: 7,575 (current BMR square footage) 6,422 (old BMR square footage) 1,153 (overall increase in BMR square footage) While the value of the new BMR square feet is substantial, the overall net square feet gained is 1,153 NSF which adds approximately $1.6M in market-rate project gains (in 2018 dollars). If we were to forecast moderate market value growth in the next two years, that gain makes the creation of the additional BMR units well worth the effort. The distribution of units and their cost is broken down in the table below. Conclusion: The mix of units and overall square footage offered is a substantial portion of the overall building size. The cost of land and construction is high compared to the revenue gained by affordable housing compensation. The resulting profit, while moderate, is worth the effort.

10 NEW DEVELOPMENT CLIMATE ACTION PLAN CHECKLIST (Altos One &4856 El Camino Real, Los Altos, 94022) 1.1 Improve Non-Motorized Transportation Project Compliance: N/A Reasoning: Applies only to non-residential projects Altos One is residential. 1.2 Expand Transit and Commute Options Project Compliance: N/A Reasoning: Applies only to non-residential projects Altos One is residential. 1.3 Provide Alternative-Fuel Vehicle Infrastructure Project Compliance: YES Description of compliance: EV Pre-wire is provided for at 25% of spaces 2.2 Increase Energy Efficiency Install higher efficiency appliances Project Compliance: YES Description of compliance: The project will include high efficiency appliances Install high efficiency outdoor lights Project Compliance: YES Description of compliance: The project will include high efficiency lighting. Obtain third party heating, ventilating and air conditioning (HVAC) commissioning Project Compliance: YES Description of compliance: HVAC Commissioning is not required for residential projects. 3.1 Reduce and Divert Waste Develop and implement a Construction and Demolition (C&D) waste plan Project Compliance: YES Description of compliance: A Construction and Demolition (C&D) waste plan will be developed and implemented prior to commencing demolition of existing structures. 3.2 Conserve Water Reduce turf area and increase native plant landscaping Project Compliance: YES Description of compliance: The project has been designed with no turf/lawn and has incorporated primarily all low and medium water-use Mediterranean climate adaptive plant species appropriate for Los Altos. The water conserving plant palette shall comply with the MWELO requirements (Model Water Efficient Landscape Ordinance).

11 3.3 Us Carbon Efficient Construction Equipment Implement applicable Bay Area Air Quality Management District construction site and equipment best practices. Tables 8-1 and 8-2 in the District s Air Quality Guidelines (see separate handout) Project Compliance: YES Description of compliance: Mitigation Measure 1 identified in the Altos One Air Quality report provided to city (page 7) implement applicable Bay Area Air Quality Management District (BAAQMD) construction site and equipment best practices. Mitigation Measure 3 (page 13) implements additional measures. 4.1 Sustain a Green Infrastructure System and Sequester Carbon Create or restore vegetative common space. Project Compliance: YES Description of compliance: The landscape design includes common area social spaces with preservation existing mature redwood trees and new tree and shrub planting to assist with storing carbon. Common spaces are located at the ground level as well as incorporated into architecture as a roof deck landscaped amenity. Establish a carbon sequestration project or similar off-site strategy Project Compliance: N/A Description of compliance: The GHG emissions associated with the project are insignificant; therefore, an off-site mitigation strategy or carbon sequestration project is not required. In addition, the project is replacing an existing source of GHG emissions. As noted, the project landscaping would maintain mature vegetation and new tree and shrub planting to assist with carbon sequestration. The project emissions are less than significant because the project would have emissions below the levels that BAAQMD identified in their Air Quality Guidelines as requiring mitigation. Plant at least one well-placed shade tree per dwelling unit. Project Compliance: YES Description of compliance: Although the size project site and the higher density housing architecture does not allow one shade tree per dwelling unit, the landscape design does provide shade trees wherever possible to help mitigate the urban heat island effect. The landscape design has incorporates 19 trees project-wide taking advantage of appropriate planting sites for root growth and canopy size.

PLANNING COMMISSION AGENDA REPORT. Study Session for New Multi-Family Building at 4846/4856 El Camino Real. Zachary Dahl, Planning Services Manager

PLANNING COMMISSION AGENDA REPORT Meeting Date: April 19, 2018 Subject: Prepared by: Initiated by: Study Session for New Multi-Family Building at 4846/4856 El Camino Real Zachary Dahl, Planning Services